Blk 281B Sengkang East Ave
Project page · 99-year lease from 2015
Based on 5 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 281B | 01 TO 03 | 92 sqm | S$770,000 | S$8,370 psm | ×1.000 | S$8,370 psm |
| Jul 2026 | Blk 281B | 04 TO 06 | 92 sqm | S$815,000 | S$8,859 psm | ×1.000 | S$8,859 psm |
| Apr 2026 | Blk 281B | 01 TO 03 | 92 sqm | S$770,000 | S$8,370 psm | ×1.000 | S$8,370 psm |
| Mar 2026 | Blk 281B | 07 TO 09 | 92 sqm | S$788,000 | S$8,565 psm | ×0.997 | S$8,540 psm |
| Nov 2025 | Blk 281B | 07 TO 09 | 92 sqm | S$820,000 | S$8,913 psm | ×0.996 | S$8,878 psm |
How accurate is this estimate for Sengkang East Ave?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 29 sales in Sengkang East Ave since.
- Median error
- 3.2%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.35% gross yield
S$42,000 of rent a year against the estimate above · 0.49 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 8 approvals in the last year.
In Sengkang, flats of this type with 80 to 89 years of lease left yield 5.84%, from 36 blocks.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jul 2026 | 282B | 4 ROOM | S$1,800 |
| May 2026 | 282C | 4 ROOM | S$3,500 |
| Apr 2026 | 280A | 4 ROOM | S$3,900 |
| Dec 2025 | 282C | 4 ROOM | S$3,700 |
| Nov 2025 | 282C | 4 ROOM | S$3,300 |
| Nov 2025 | 281B | 4 ROOM | S$3,000 |
| Oct 2025 | 282A | 4 ROOM | S$3,600 |
| Oct 2025 | 281B | 4 ROOM | S$3,500 |
median of 8 HDB rental approvals for 4 ROOM on Sengkang East Ave since 2025-10.
Buying or selling at S$785,675?
Buying: Stamp duty on S$785,675 · Cash and CPF needed on S$785,675 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$785,675.
Each opens with this figure filled in; change anything there.
Primary schools near 281b Sengkang East Ave
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Palm View Primary School · 106 m · no 2025 Phase 2C ballot
- North Vista Primary School · 448 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 627 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 672 m · no 2025 Phase 2C ballot
- Punggol Primary School · 830 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 852 m · no 2025 Phase 2C ballot
- Springdale Primary School · 980 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Yio Chu Kang Primary School · 1,033 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Compassvale Primary School · 1,112 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,140 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,222 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,377 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Hougang Primary School · 1,389 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,567 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,681 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 1,771 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,851 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sengkang Green Primary School · 1,956 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Fernvale Primary School · 1,957 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 281B · 4 ROOM · 01 TO 03 · Premium Apartment · 88 years left | 92 sqm | S$770,000 | S$8,370 psm |
| Jul 2026 | Blk 281B · 4 ROOM · 04 TO 06 · Premium Apartment · 88 years left | 92 sqm | S$815,000 | S$8,859 psm |
| Apr 2026 | Blk 281B · 4 ROOM · 01 TO 03 · Premium Apartment · 88 years left | 92 sqm | S$770,000 | S$8,370 psm |
| Mar 2026 | Blk 281B · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 92 sqm | S$788,000 | S$8,565 psm |
| Nov 2025 | Blk 281B · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 92 sqm | S$820,000 | S$8,913 psm |
| Sept 2025 | Blk 281B · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 92 sqm | S$845,000 | S$9,185 psm |
| Sept 2025 | Blk 281B · 4 ROOM · 01 TO 03 · Premium Apartment · 89 years left | 92 sqm | S$800,000 | S$8,696 psm |
| Jul 2025 | Blk 281B · 4 ROOM · 01 TO 03 · Premium Apartment · 89 years left | 92 sqm | S$785,000 | S$8,533 psm |
| Jul 2025 | Blk 281B · 4 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 92 sqm | S$814,000 | S$8,848 psm |
| Feb 2025 | Blk 281B · 4 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 92 sqm | S$780,000 | S$8,478 psm |
| Jul 2024 | Blk 281B · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 92 sqm | S$780,000 | S$8,478 psm |
| May 2024 | Blk 281B · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 92 sqm | S$789,000 | S$8,576 psm |
| Nov 2023 | Blk 281B · 4 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Apr 2023 | Blk 281B · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 92 sqm | S$725,888 | S$7,890 psm |
| Apr 2023 | Blk 281B · 4 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Dec 2022 | Blk 281B · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Nov 2022 | Blk 281B · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Aug 2022 | Blk 281B · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 92 sqm | S$643,000 | S$6,989 psm |
| Jun 2022 | Blk 281B · 4 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 92 sqm | S$650,000 | S$7,065 psm |
| May 2022 | Blk 281B · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Nov 2021 | Blk 281B · 4 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 92 sqm | S$605,000 | S$6,576 psm |
Showing 21 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 281B · 4 ROOM | S$3,000 | — |
| Oct 2025 | Blk 281B · 4 ROOM | S$3,500 | — |
| Dec 2023 | Blk 281B · 4 ROOM | S$3,500 | — |
| Dec 2023 | Blk 281B · 4 ROOM | S$3,000 | — |
| Dec 2022 | Blk 281B · 4 ROOM | S$2,400 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 87 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 82 years | S$737,687 | S$814,466 | S$882,083 | S$897,509 |
| 10 years | 77 years | S$689,491 | S$840,485 | S$985,831 | S$1,020,615 |
| 20 years | 67 years | S$624,227 | S$927,568 | S$1,276,117 | S$1,367,758 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.